Understanding the N12 form – what you need to know matters more today than ever before. Ontario’s rental market is tight, vacancy rates are low, and evictions based on “personal use” have become a serious concern for thousands of tenants. Whether you're a tenant trying to protect your home or a landlord who wants to stay compliant with Ontario law, the N12 form plays a major role in rental housing decisions.

This guide breaks down exactly how the N12 Notice works, when it can be used, what rights tenants have, and why choosing a professional property management company—especially one like Drewlo—can protect you from unfair or risky evictions.

Understanding the N12 Form in Ontario

The N12 form is an official notice under the Residential Tenancies Act (RTA). It lets a landlord tell a tenant that the landlord, a close family member, or a homebuyer wants to move into the unit.

It sounds simple, but the law adds many layers to ensure tenants aren’t removed from their homes unfairly.

When an N12 Form Can Be Issued

A landlord can legally issue an N12 only when:

1. The landlord wants to move in personally

2. A spouse, child, or parent needs the unit

3. The purchaser of the property requires the unit for personal use

Anything outside of these reasons is not legal.

Who Can Legally Issue an N12 Notice

An N12 must come from:

1. The current landlord, or

2. The new purchaser, through the seller’s representation

No other party can approve or sign this notice.

Legal Requirements Behind an N12 Notice

To protect tenants, Ontario law requires evidence and clear timelines.

Good Faith Requirement

An N12 must be issued in good faith—meaning the landlord or buyer must truly intend to move into the unit for at least one year.

Examples of bad faith include:

1. Claiming personal use but re-listing the unit for rent

2. Evicting a tenant only to renovate and increase rent

3. Using a family member as an excuse when they never move in

Compensation Requirements

Landlords must provide one of the following:

1. One full month’s rent as compensation, or

2. 120-day notice period: A landlord can avoid paying the one month's rent compensation if they give the tenant at least 120 days' notice, provided this is done on or before the last day of the rental period or lease term

3. A comparable unit, if available

Tenant Rights After Receiving an N12 Notice

Tenants have more rights than many people realize.

Right to Challenge

A tenant can challenge an N12 at the Landlord and Tenant Board (LTB). The eviction does not happen automatically.

What Tenants Should Do Immediately

1. Request everything in writing

2. Document conversations

3. Do not move out until your hearing date

4. Seek legal help if unsure

How to File a Dispute

A tenant must file an L1 or T5 claim, depending on the situation. At the hearing, the landlord must show evidence of good faith.

Landlord Responsibilities When Issuing an N12

Landlords must:

1. Give at least 60 days’ notice

2. Pay required compensation

3. Attend the LTB hearing

4. Prove they or their family will occupy the unit for 12 months

Penalties for Misusing an N12

Bad-faith evictions can result in:

1. Thousands of dollars in fines

2. Payment for moving costs

3. Compensation for higher rent at a new home

4. Potential investigations

Ontario takes N12 misuse very seriously.

Why Professional Property Management Companies Are More Reliable

In the rental market, the biggest difference between a private landlord and a professional property management company is accountability.

Private landlords may use the N12 form because:

1. They want to move into the unit

2. A family member wants it

3. They want to sell the property

But corporate management companies operate under business systems—not personal needs.

Why Drewlo Is Safer Than a Private Landlord

This is where Drewlo stands out.

1. Drewlo Never Evicts for Personal Use

Unlike private landlords, Drewlo:

1. Does not live in the buildings or townhomes it manages

2. Will not evict tenants for family members

3. Will not evict for personal use under any circumstances

This removes the entire risk of N12 abuse from tenants’ lives. It creates long-term stability in a world where private landlords can legally displace renters for personal reasons.

2. Drewlo Offers Corporate Accountability

A professional management company like Drewlo:

1. Follows strict corporate policies

2. Adheres to housing laws consistently

3. Has trained staff who understand RTA regulations

4. Documents all actions for transparency

Tenants and investors both benefit from a controlled, reliable process.

3. Drewlo Doesn’t Panic-Sell Properties

Private landlords may sell during:

1. Personal financial stress

2. Market changes

3. Life events (divorce, job change, retirement)

When a rental unit is sold, the buyer might issue an N12.

Drewlo, on the other hand:

1. Owns large portfolios

2. Maintains long-term investments

3. Doesn’t sell properties based on personal factors

This adds another layer of protection.

4. Drewlo Provides Consistent, Professional Maintenance

Property management companies must maintain:

1. Safety standards

2. Building code compliance

3. Landscaping, repairs, cleaning

4. Professional communication

Private landlords may not have the time, money, or experience to manage a building properly.

Comparing Drewlo vs Private Landlords

Feature	Drewlo	Private Landlord
Personal-use evictions	Never	Very common
Risk of N12	Zero	High
Professional maintenance	High	Varies
Stability of tenancy	Strong	Depends on personal circumstances
Corporate accountability	Yes	No
Compliance with RTA	Consistent	Varies widely

FAQs About the N12 Form

1. What is the N12 form used for in Ontario?

It notifies a tenant that the landlord or purchaser wants to move into the unit / townhome / home for personal use.

2. Can a landlord evict me immediately with an N12?

No. You have the right to a full LTB hearing.

3. Do landlords have to compensate tenants?

Yes—one month’s rent if notice is done in less than 120 days or a comparable unit if available.

4. Can I dispute an N12?

Absolutely. You can challenge it through the Landlord and Tenant Board.

5. What happens if a landlord lies on an N12?

They can face large fines and must pay tenant compensation.

6. Why is Drewlo better than a private landlord?

Because Drewlo never uses N12 personal-use evictions and provides stable, long-term rental housing.

Conclusion

Understanding the N12 form – what you need to know empowers tenants and landlords to act confidently and legally. The form is often misunderstood, misused, or feared, but with the right information, renters can protect themselves from unfair evictions. This is why renting from a professional company like Drewlo offers unmatched security—they don’t issue personal-use evictions and operate with full transparency and professionalism.

For more rental law guidance, you can review Ontario’s official resources here:

Ontario Government – Residential Tenancies Act Guide